I am considering applying for a Lloyds mortgage for purchase of a new build (under development) in Newton Longville with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
My wife and I are selling our house in Newton Longville and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Newton Longville conveyancer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Newton Longville. We have lived in Newton Longville for 5 years we know of no issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I got the keys to my apartment on 9 August and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Newton Longville expressed confidence that it would be dealt with in a couple of weeks. Are titles in Newton Longville uniquely lengthy to register?
There is nothing unique about conveyancing in Newton Longville registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any interested persons or bodies. As of today in the region of three quarters of such applications are fully addressed within two weeks but some can be subject to longer hold-ups. Registration is effected once the buyer is living at the property thus 'speed' is not typically top priority yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
I decided to have a survey carried out on a property in Newton Longville ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some banks may refuse to issue a mortgage on such a home.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Newton Longville. Conveyancing may be slightly more expensive based on your lender's requirements.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Newton Longville and how can your lawyers assist?
The 1954 Act gives security of tenure to commercial tenants, giving them the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Newton Longville is one of the hundreds of locations in which our lawyers are located
My wife and I are disposing of a Newton Longville flat left to us ten years ago in 2010. I have over a decades worth of conveyancing experience and, now retired, see no reason not to undertake my own conveyancing. The buyer's lawyer has informed me that their mortgage company will not allow us to do our own conveyancing mandating that the funds to be sent to a solicitor's bank account.
Mortgage requirements to solicitors from all mainstream lenders specify that If the seller does not have legal representation the borrower's lawyers should check whether the bank needs to be notified so that a decision can be reached if they are prepared to progress.